Josh...Lol...no I'm not punching myself in the face...Thats me "pondering"....I dont know.

@Cody Gagnon I've been pondering this in Chattanooga as well.

Busy people tend to figure things out.Just my 2 cents to ponder. 

Just a couple thoughts to ponder.

As a current house hacker (duplex, live in half - just closed 2 weeks ago) I will give you a question to ponder. 

Population trends pondered over.

I'm still pondering offering a furnished space.

Knowing nothing else about your situation, I might start off by pondering what it looks like to:1) Pay off the credit card debt2) Pay off all student loans and vehicle loans above 7.5%3) Invest in real estate4) Gradually pay down the remaining debts over time

Not as many fix and flips, but certainly any duplex or multi-family are bought extremely fast the closer they are to breaking even on cash flow or a slight bit of green.The only time I was seeing properties decently cashflow was if they were bought in 2011-2013 when the prices were lower after the 2008 bust, I can't imagine we'll see house prices that low, but I guess its totally possible.Your break downs have definitely helped me understand some of those added benefits that aren't just cash flow, so taking those into account definitely helps the deal look sweeter.So I now ponder the idea of buying, or waiting.

Instead, I’ll leave you with a hypothetical to ponder.